Why foundation problems occur

In a nutshell, foundation problems are typically caused by soil movement, particularly during times of heavy rain or drought. Other factors include subsidence or ground weakening, poor drainage or leaky pipes, and the age of a property may also contribute.

Soil movement (shrink-swell behaviour)

Many areas of the UK sit on clay soils, which expand when wet and shrink when dry. This causes foundations to subside or move. Long dry spells like those during recent summers in the UK can worsen foundation subsidence.

Subsidence and ground weakening

Subsidence often occurs when the ground or soil beneath a property weakens. This is typically caused by:

• Soil shrinkage

• Tree root moisture extraction

• Underground voids

Over time, this puts pressure on the property foundations.

Poor drainage or leaking pipes

Water can wash away the soil beneath the foundations, which can cause the ground to sink. It doesn’t have to be a torrent – over time, even small drips of water can wash away the soil.

Age and construction type

Older properties may have shallow or less robust foundations, which means structurally they’re more susceptible to ground movement or subsidence. If the ground wasn’t compacted properly during the original construction, then the foundations may be vulnerable to ground movement too.

Image suggestion: Infographic of the causes

The most common foundation problems we see in UK homes

Knowing the signs of potential foundation movement will help you identify if there’s a serious issue and seek immediate advice. Let’s take a look at the most common.

1. Foundation Cracks

You may notice cracks have suddenly appeared on a wall. These can suggest issues with house foundations although it’s important to note that not all cracks are a sign of danger. Identifying the types of cracks will help determine if there are foundation issues.

Vertical cracks are often normal and a sign of the house settling over time although it’s worth monitoring these to see if they change in size. More concerning are horizontal cracks which are often indicators of foundation movement or pressure from soil. Cracks that appear diagonally may be a sign of subsidence and should be investigated as soon as possible.

2. Sinking or settling foundations

If you notice sloping floors, sticking doors or wall cracks that widen at the top, it’s likely the result of subsidence or soil shrinkage. This is a major cause for concern and requires an immediate assessment.

3. Uneven or sloping floors

You should be wary of uneven or sloping floors as they could signal serious foundation problems. Floors can gradually start to slope as soil shifts beneath the building, causing the foundations to sink or settle.

Typically, the foundations on one side of the building will sink further than the other, resulting in the telltale sloping floors. In older homes sloping floors can also be a sign of damp or decay of the timber floor joists.

Gaps around doors and windows

If you see gaps appearing around your windows and doors, it could be a sign that the foundations are no longer level. This problem is typically caused by an unequal shift in the structure, putting pressure on the house.

4. Bulging or bowed walls

This is a serious sign that’s something is going wrong. Bulging or bowed walls can indicate lateral pressure or a significant shift in the foundation and should be investigated immediately.

5. Sticking doors and windows

One of the earliest signals of potential foundation movement is sticking doors and windows. This issue is often accompanied by cracks that appear above window and door frames as the structure shifts.

Early signs of foundation problems

Foundation problems can often be resolved quickly if you spot the early warning signs. Here’s what to look for:

• Diagonal cracks that form quickly

• Doors no longer closing

• Floors feel uneven

• Gaps between skirting boards and floor

• Cracks around exterior bricks

• Patio or driveway sinking near the house

How foundation problems are diagnosed by professionals

When it comes to diagnosing foundation problems, it needs more than a visual check. A professional assessment typically starts with a visual inspection of the interior and exterior of your property, looking for signs such as cracks in walls, uneven flooring, and gaps between skirting boards.

Following that, a more in-depth investigation will begin, looking at soil and moisture levels and drainage. Engineers will also compare active and historic movement. Ground-Penetrating Radar (GPR) may be included as part of the assessment, using high-frequency radio waves to create an image of subsurface conditions. GPR technology can identify several issues including voids, changes in soil composition and density, and hidden cracks.

Following the assessment, a detailed report will outline the findings and give recommendations for ways to resolve the problem. Mainmark UK provides a range of precise and effective solutions, including non-invasive methods that keep disruption to a minimum.

Repair options for foundation problems

There are typically two ways to fix foundation issues. Modern methods of underpinning are non-invasive and are less disruptive compared to traditional methods.

Resin Injection

This is a fast, clean and non-invasive solution for most sinking foundations. Resin is injected into the ground to fill gaps and strengthen the subsoil. The injection process can even lift the foundations to bring them back to the original level. Mainmark UK’s Teretek® resin injection solution is a system with an excellent track record in the UK.

Foundation Underpinning

For major structural failures, the traditional method of underpinning is often used. This typically involves digging out under the foundations and then carrying out remedial works such as piling or filling the excavation with concrete and other fillers. It’s more disruptive but is still necessary in extreme cases. Learn more about foundation underpinning.

When to call an expert

If you suspect foundation problems in your home, don’t sit and worry. Many of the indicators we’ve described can simply be a feature of an older property and not be any cause for alarm. A professional inspection will identify if there is a problem with the potential to become more serious and it’s always wise to consult with a professional if:

• Cracks worsen within weeks

• Floors noticeably slope

• Doors and windows no longer fit

• Foundation visibly sinks

• You notice exterior brick cracking

• You see horizontal or step cracking

• There’s a sudden appearance of gaps indoors

Worried about foundation problems? Mainmark is here to help

Identifying the warning signs of foundation problems early prevents major, costly repairs. A professional ground specialist will be able to determine the severity of the issue and resolve it using the most appropriate method.
Mainmark UK is trusted across the country for its modern approach to effective, non-invasive foundation repair. If you’re worried about foundation problems, contact Mainmark UK today.

FAQs

What is the most common foundation failure in UK homes?

In the UK, the most common foundation failure is caused by subsidence as a result of shrinking soil. Root induced clay shrinkage accounts for 60% of subsidence problems.

What does a failing foundation look like?

A failing foundation is often indicated by visual clues inside and outside a home. Interior signs typically include wide or diagonal cracks in walls, sticking doors and windows, uneven or sloping floors, and gaps between walls and ceilings or floors. Exterior clues often include stair-step cracks in the brickwork or the house pulling away from an extension.

Can foundation problems be fixed without underpinning?

Yes, foundation problems can often be fixed without underpinning by using alternative methods such as resin injection. These methods are typically faster, less disruptive and more cost-effective than traditional underpinning. However, underpinning may still be the best option if a property has severe foundation issues.

How long does foundation repair take?

Foundation repairs may take a few hours or several weeks, depending on the severity of the issue and what method is used. Minor foundation repairs may take only a few hours, while underpinning can take 4-5 weeks to complete.

Is foundation repair covered by home insurance?

No, home insurance doesn’t cover foundation repairs for gradual issues such as normal settling or soil movement. However, it may cover any damage if it’s a direct result of a sudden or accidental event such as flooding, a burst pipe or vehicle impact. Some policies may cover subsidence, but premiums are likely to be higher for at-risk properties.